FOR MEETING OF: DECEMBER 18, 2018 CASE NO.: DR-CU-SPR-DAP18-06 AGENDA ITEM: 6.1 PLANNING COMMISSION LISA ANDERSON-OGILVIE, AICP PLANNING ADMINISTRATOR

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1 FOR MEETING OF: DECEMBER 18, 2018 CASE NO.: DR-CU-SPR-DAP18-06 AGENDA ITEM: 6.1 TO: FROM: PLANNING COMMISSION LISA ANDERSON-OGILVIE, AICP PLANNING ADMINISTRATOR SUBJECT: DESIGN REVIEW CONDITIONAL USE SITE PLAN REVIEW ADJUSTMENT DRIVEWAY APPROACH PERMIT CASE NO ; 3355 PORTLAND ROAD NE AMANDA NOS DR, ZO, RP & ZO REQUEST Summary: A request for a Design Review, Conditional Use Permit, Site Plan Review and Class 2 Driveway Approach Permit to allow a 20-unit multi-family use on the subject property. Request: A proposed Class 3 Design Review, Conditional Use Permit, Class 3 Site Plan Review, and Class 2 Driveway Approach Permit to allow development of a 20-unit apartment complex, for proposed parcel size of approximately 0.66 acres, zoned IC (Industrial Commercial) within the Portland/Fairground Road Overlay, and located in the 3355 Portland Road NE (Marion County Assessor's Map and Tax Lot number: 073W12CC / 1500). OWNER/APPLICANT: PR-3 LLC RECOMMENDATION Based upon the Facts and Findings contained in this staff report, staff recommends that the Planning Commission GRANT the request for a consolidated design review, conditional use, site plan review, adjustment and driveway approach permit for a 20-unit apartment complex for property located in the 3355 Portland Road NE subject to the following conditions of approval: Condition 1: Condition 2: The proposed building shall be provide contrast and distinction between the ground floor and upper floor facades by incorporating one or more of the following: a) Vertically oriented lap siding, or horizontally oriented lap siding that is wider than that provided on the upper floor facades, that is painted a different color than the upper floor facades; or b) A siding material different from that used in the other portions of the building facades. The recycling area shall be similar materials and design as the proposed development.

2 Page 2 Condition 3: Condition 4: Condition 5: Condition 6: Condition 7: Condition 8: Condition 9: The applicant shall incorporate a disclaimer into their tenant lease agreements that excessive noise is possible based on surrounding uses. Along all property lines, except abutting Portland Road, installation of an 8-foot solid site obscuring fence. The multi-family use shall contain no more than 20-dwelling units. All trash/recycling areas shall conform to the solid waste service area standards of SRC The applicant, at building permit, shall provide a landscaping and irrigation plan designed by an Oregon landscaping architect. Prior to issuance of certificate of occupancy for any apartment building within the proposed development, replacement of sidewalks on the abutting portions of Portland Road, that do not conform to Public Works Design Standards. Design and construct a storm drainage system at the time of development in compliance with Salem Revised Code (SRC) Chapter 71 and Public Works Design Standards (PWDS). Condition 10: The alternative vision clearance standard, as approved in this zoning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable setback requirements for the development site, unless adjusted through a future land use action. BACKGROUND In 1946, the subject property was annexed in to the City Limits. According the Marion County Assessor s Office the six existing buildings were developed in On May 24, 2018, design review, conditional use permit, and site plan review applications were submitted to develop the subject property with a 20-unit multi-family residential use. Additional applications for an adjustment and driveway approach permit were received on October 29, The applications were deemed complete for processing on October 30, The public hearing before the City of Salem Planning Commission is scheduled for November 20, 2018, at 5:30 p.m. in the Salem City Council Chambers, Civic Center Room 240, located at 555 Liberty Street SE. Notice of public hearing was sent by mail to surrounding property owners pursuant to Salem Revised Code (SRC) requirements on October 30, Public hearing notice was also posted on the property by the applicant pursuant to SRC requirements.

3 Page 3 The applicant requested the public hearing be opened and continued to December 18, 2018 to address the Fire Department comments. The applicant granted an extension of the 120-day deadline, making the deadline March 29, On November 20, 2018, the City of Salem Planning Commission opened the public hearing and moved to continue the hearing to December 18, 2018 at 6:00 pm. PROPOSAL The applicant has submitted Design Review, Conditional Use Permit, Site Plan Review, Adjustment and Driveway Approach Permit applications for development of a 20-unit multi-family use for property located in the 3355 Portland Road NE (Attachment A). APPLICANT S PLANS AND STATEMENT The applicant s proposed site plan and building plans are included as Attachment B, and the applicant s statement addressing the applicable approval criteria for the consolidated request is included as Attachment C. FACTS AND FINDINGS 1. Salem Area Comprehensive Plan (SACP) designation The Salem Area Comprehensive Plan (SACP) map designation for the subject property is "Industrial Commercial". The subject property is within the Urban Growth Boundary and is within the Urban Service Area. 2. Zoning and Surrounding Land Uses The subject property is zoned IC (Industrial Commercial). The proposed use is a 20-unit apartment complex, which falls under the Household Living, Multiple Family use classification. Multiple Family uses are allowed in the IC zone as a Conditional Use. 3. Site Analysis The subject property is approximately 0.66 acres and created by deed prior to January 1, 1968 when the city requirements for partitioning became effective. The subject property abuts Portland Road NE to the east, which is designated as a major arterial within the Salem TSP (Transportation System Plan). Surrounding properties are zoned CR (Retail Commercial) and IC (Industrial Commercial). 4. Neighborhood and Citizen Comments The subject property is located within the Northgate Neighborhood Association (Northgate). Notice was provided to Northgate and surrounding property owners within 250 feet of the subject property. No comments were received from Northgate and two surrounding property owner commented that the proposed

4 Page 4 multiple family development will not be compatible with the surrounding industrial uses. In addition, comments stated that multi-family conflicts with the comprehensive plan provisions for the industrial zone. Staff Response: The Industrial Commercial (IC) zone implements the Industrial- Commercial comprehensive plan designation. The zoning district allows multifamily as a conditional use permit, which is part of this proposal. Staff and the applicant have addressed compatibility with surrounding uses below in Section 7 of this report. 5. City Department and Public Agency Comments The Building and Safety Division reviewed the proposal and indicated no concerns. The Fire Department originally commented that the structures may be required to comply with the Oregon Structural Specialty Code and others may be required to comply with the Residential Code. Fire Department indicated concerns with meeting adequate access to all portions of the structures, and a lack of Fire Department turnaround. The proposed plans show the new building exceeding 30 feet in height, which would require aerial Fire Department access be provided and was not shown. The applicant submitted a revised site plan to address the concerns of the Fire Department (Attachment A). After review, the Fire Department commented that the revised site plan meets applicable standards for Fire Department Access, including aerial access and sprinkling requirements for the existing and proposed structures. A turnaround will not be required due to the installation of an NFPA 13 fire sprinkler system. The Fire Department will review all building permits for final approval. The Public Works Department has reviewed the proposal and provided a memo included as Attachment D. 6. Analysis of Class 3 Design Review Criteria SRC Chapter (e)(2) provides that: A Class 3 Design Review shall be approved if all of the applicable design review guidelines are met. SRC provides that multiple family developments shall comply with all of the applicable design review guidelines set forth in SRC Chapter 702. Open Space Design Review Guidelines and Standards (b)(1) Common Open Space

5 Page 5 (A) A variety of open space areas of sufficient size shall be provided for use by all residents. (B) Common open space shall be distributed around buildings and throughout the site. (C) The amount of perimeter setbacks used for common open space shall be minimized. Finding: A variety of common open space areas are provided which are outside of the perimeter setback areas. Approximately 30 percent (6,760 square feet) of the site is open space, with all of the open space area falling within the perimeter setbacks (c)(1) Children s Play Areas and Adult Recreation Areas (A) A variety of common open area opportunities shall be provided for enjoyment by all residents. (B) Children s plan and/or adult recreation areas shall be located centrally within the development. (C) Children s play areas, if provided, shall be located in a manner to incorporate safety into the design by including such things as locating play areas to be visible from dwelling units, locating play areas away from physical barriers such as driveways and parking areas, and selection of play equipment with safe designs. Finding: The applicant is proposing an approximately 790 square foot play area, mostly within the required setback for the proposed development. Due to the width of the property, the existing development and surrounding zones requiring a 15-foot setback makes development of open space outside of the required setback difficult. Staff believes the guideline is met (d)(1) Private Open Space. (A) Individual private open space shall be provided for each dwelling unit in all newly constructed multiple family developments. (B) Private open space shall be easily accessible from the dwelling unit. (C) If private open space is located adjacent to common open space, a buffer between the two open space areas shall be provided. Finding: This standard applies to new multi-family developments. The applicant is proposing to change the use of existing buildings from short-term rentals to multi-family, therefore the criterion is applicable to the existing buildings. The applicant is providing small private open space areas for the

6 Page 6 existing units, which meet the guideline. The proposed nine unit building is providing a 40 square foot (50 square foot for ADA units) private deck for each new unit. Landscaping Design Review Guidelines and Standards (b)(1) General Landscaping (A) A variety of tree types shall be distributed throughout the site to maximize tree canopy. Finding: The applicant s preliminary landscape plan indicates that a variety of tree types will be distributed throughout the development site. (B) Landscaping shall be used to shield the site from winter winds and summer sun. Finding: Trees and shrubs will be distributed throughout the development site to provide shade during the summer and to shield from winter winds. (C) Existing trees shall be preserved to the maximum extent possible. Finding: The existing conditions plan indicates that there are six existing trees located on the property. Five of the trees are designated for preservation. (D) Where a development site abuts property zoned Residential Agriculture (RA) or Single Family Residential (RS), an appropriate combination of landscaping and screening shall be provided that is sufficient to buffer between the multiple family development and the abutting RA or RS zoned property. Finding: The subject property is not adjacent to a RA (Residential Agriculture) or RS (Single Family Residential) zones, therefore the criterion is not applicable (c)(1) Street Frontage (A) The residential character of the site shall be enhanced with trees planted within the public right-of-way. Finding: The preliminary landscaping plan shows street trees to be planted within the public right-of-way approximately every 40 feet (d)(1) Building Exteriors (A) Landscaping shall be planted to define and accentuate the primary entry way of each dwelling unit, or combination of dwelling units.

7 Page 7 Finding: Landscaping is not provided at any of the primary of the dwelling units. Due to the width of the subject property, landscaping could only be provided in front of the units if the sidewalks were removed. There are 13 of the units with entrances that articulate towards the parking area, some with landscaping on the ends of the buildings. Staff believes the guideline is met. (B) Vertical and horizontal landscape elements shall be provided along all exterior walls to soften the visual impact of buildings and create residential character. Finding: The preliminary landscape plan indicates that trees and shrub beds will be provided around the exterior walls of the proposed buildings (e)(1) Privacy (A) Landscaping, or a combination of landscaping and fencing, shall be used to buffer the multiple family development from abutting properties. Finding: A 15 foot wide landscaped setback area and as conditioned below, an 8-foot tall sight obscuring fence will be along the northern property boundary where abutting an industrial building. Along the east and west boundaries of the property a new privacy fence is proposed where the existing buildings do not meet setbacks. (B) Landscaping shall be used to enhance the privacy of dwelling units. Methods may include fencing in combination with plant units. Finding: The preliminary landscape plan indicates that trees and shrub beds will be provided around the exterior walls of the proposed building and privacy fencing will be placed at the property lines abutting the existing buildings (f)(1) Parking Areas (A) Canopy trees shall be distributed throughout the interior, and planted along the perimeter, of parking areas. Finding: The applicant s written statement indicates that one plant unit will be provided for every 20 square feet of landscaping and at least 40 percent of the plant units will be trees. The preliminary landscape plan indicates that 23% of the site will be landscaped. Crime Prevention Through Environmental Design (a)(1) Safety Features for Residents (A) Multiple family developments shall be designed in a manner that considers crime prevention and resident safety.

8 Page 8 Finding: The applicant indicates that the new building has windows provided in habitable rooms and windows that face the parking lots and open space areas. The existing buildings has windows provided in habitable rooms and windows facing the parking area and open space areas. (B) Landscaping and fencing shall be provided in a manner that does not obscure visual surveillance of common open space, parking areas, or dwelling unit entryways. Finding: The preliminary landscape plan and the applicant s statement indicate that no fences or plant materials will be located in areas which obstruct visibility. All landscaping adjacent to open space areas will not exceed 3 feet in height. Parking, Site Access, and Circulation (b)(1) General Parking and Site Access (A) Parking areas shall be designed to minimize the expanse of continuous parking. Finding Landscaping is not provided at any islands. Due to the width of the subject property, landscaping could only be provided in front of the units if the sidewalks were removed. There are 13 of the units with entrances that articulate towards the parking area, some with landscaping on the ends of the buildings. Staff believes the guideline is met. (B) Pedestrian pathways shall be provided that connect to and between buildings, common open space, parking areas, and surrounding uses. Finding: The proposed site plan includes pedestrian pathways which connect the parking areas, and open space areas to the multi-family dwelling units. (C) Parking shall be located to maximize the convenience of residents. Finding: Parking areas are provided throughout the development site, in a convenient distance from the proposed multi-family dwelling units. (D) Parking areas and circulation systems shall be designed in a manner that considers site topography, natural contours, and any abutting properties zoned Residential Agriculture (RA) or Single Family Residential (RS). Finding: A proposed parking area is not adjacent to a residential zone; therefore, the criterion is not applicable (c)(1) Site Access

9 Page 9 (A) Accessibility to and from the site shall be provided for both automobiles and pedestrians. Finding: The development site is served by one driveway onto Portland Road NE. Two pedestrian connections are proposed to the public sidewalk system. (B) Site access shall be provided in a manner that minimizes vehicle and pedestrian conflicts. Finding: The applicant is proposing a raised sidewalk which is provided around the entire site. (C) Where possible, driveway access shall be provided onto collector or local streets rather than arterial streets. Finding: The existing driveway currently has access to Portland Road NE, which is designated as a major arterial. The subject property does not have potential for any other access. (D) Where possible, driveway access shall be consolidated with either existing or future driveways serving adjacent developments. Finding: The subject property currently has an existing access to Portland Road NE. The property to the north is currently industrial (food manufacturing), which a shared driveway would not be conducive for multifamily development. (E) Parking areas shall be located to minimize their visibility from the public rightof-way and abutting properties. Finding: The proposed parking area is setback more than 20 foot from the right of way, which is required by the multi-family design standards. The preliminary landscaping plan indicates that the parking areas will be screened from view by the existing buildings, shrubs and trees; therefore, minimizing their visibility from the public right-of-way. Building Mass & Façade Design (b)(1) General Siting and Building Mass (A) Buildings shall be sited with sensitivity to topography and natural landform. Finding: The development site is relatively flat and does not contain any areas of mapped landslide hazards. (B) The development shall be designed to reinforce human scale.

10 Page 10 Finding: The proposed three story buildings comply with height and setback requirements of the underlying zone. (C) Buildings with long monotonous exterior walls shall be avoided. Finding: Building offsets are provided in the design for each building. No dimension exceeds more than 150 feet in length (c)(1) Compatibility (A) Contrast and compatibility shall be provided throughout the site through building design, size, and location. Finding: Horizontal and vertical building offsets are provided in the design for each building. No dimension exceeds more than 150 feet in length. The proposed building setbacks and building height comply with the standards and guidelines for multi-family development. (B) Appropriate transitions shall be provided between new buildings and structures on-site and existing buildings and structures on abutting sites. Finding: The proposed buildings comply with height and setback requirements of the IC zone. The building height and setbacks proposed provide a separation and transitional area between existing buildings on abutting sites. (C) Architectural elements and façade materials shall be used to provide continuity throughout the site. Finding: The proposed three story building provides offsets, varied roof elevations and contrasting facade materials are provided in the design for each building. The existing structures provide offsets on each end of the buildings and proposed varied roof elections. Condition 1: The proposed building shall provide contrast and distinction between the ground floor and upper floor facades by incorporating one or more of the following: a) Vertically oriented lap siding, or horizontally oriented lap siding that is wider than that provided on the upper floor facades, or is painted a different color than the upper floor facades; or b) A siding material different from that used in the other portions of the building facades. (D) The majority of dwelling units within the development shall be placed as close as possible to the street right-of-way.

11 Page 11 Finding: The proposed site plan shows two of the five apartment buildings are currently 20-feet and 3-feet adjacent to a street. The setback in the Portland Fairgrounds Overlay for the existing structures is 12-feet. Since the buildings are existing, the buildings are placed as close as possible. (E) Architecturally defined and covered entryways shall be incorporated into the design of buildings. Finding: The proposed building is not providing external entryways. The existing buildings are proposed to have covered entry ways as part of the design of the primary entrance for each of the buildings (d)(1) Building Articulation (A) The appearance of building bulk shall be minimized by: (i) Establishing a building offset interval along building facades; and Finding: The proposed new building provides offsets. Since four of the buildings are existing, adding an offset for every two units would require reconstruction of each building. (ii) Dispersing windows throughout building facades. Finding: The design standards require windows to be provided in all habitable rooms, other than bathrooms, that face required setbacks, common open areas, and parking areas. The proposed plans indicate that windows will be provided in habitable space which faces common open space and parking areas. (B) Articulation shall be provided at the common entry way to all residential buildings. Finding: Covered entry ways, which are clearly defined and accessible, are provided for at the common entries for each building. (C) Building roofs shall reinforce the residential character of the neighborhood. Finding: The design standards require that the horizontal length of roof shall not exceed 100 feet without providing a change of elevation of at least 4 feet. The proposed design does not include a horizontal roof length does not exceed 100 feet, in compliance with the corresponding design standard. Recycling (a)(1) On-Site Design and Location of Facilities

12 Page 12 (A) Facilities shall be provided to allow recycling opportunities for tenants that are as conveniently located as the trash receptacles, and that are in compliance with any applicable federal, state, or local laws. Finding: The site plan includes a trash and recycling areas to serve residents. The proposed site plan does not indicate details of the recycling and solid waste receptacle area. Therefore, as conditioned below, the applicant shall, prior to building permit issuance, provide evidence that the proposed solid waste service area will comply with the standards of SRC (B) The design and materials of recycling areas shall be similar to the design and materials of the buildings within the development. Finding: The site plan includes a trash and recycling areas to serve residents. The proposed site plan does not indicate details of the recycling and solid waste receptacle area; therefore, the following condition is necessary: Condition 2: The recycling area shall be similar materials and design as the proposed development. (C) Recycling areas shall be located to provide adequate access for franchised haulers and shall have containers sufficient to allow collection of all recyclables collected by the haulers. Finding: The site plan includes a trash and recycling areas to serve residents. The proposed site plan does not indicate details of the recycling and solid waste receptacle area. As conditioned below the proposed enclosure will meet the solid waste service area requirements of SRC Chapter , including requirements for vehicle operation and servicing area. Adequate space is provided to allow for the servicing of recyclables. 7. Analysis of Conditional Use Criteria SRC Chapter (a)(1) provides that: No building, structure, or land shall be used or developed for any use which is designated as a conditional use in the UDC unless a conditional use permit has been granted pursuant to this chapter. SRC Chapter (d) establishes the following approval criteria for a conditional use permit: Criterion 1: The proposed use is allowed as a conditional use in the zone.

13 Page 13 Staff Finding: SRC Chapter 551, Table provides that multiple family uses are allowed in the IC (Industrial Commercial) zone with a conditional use permit. Criterion 2: The reasonably likely adverse impacts of the use on the immediate neighborhood can be minimized through the imposition of conditions. Staff Finding: The subject property is adjacent to Ventura Foods located in an IC (Industrial Commercial) zone to the north and northwest. There is a vacant lot zoned IC (Industrial Commercial) to the south. Design review is required for multi-family development within the City of Salem. The design review process encourages open spaces in multi-family developments, requires common and private open space for active and passive uses, ensures that accessible pathways are available to residents of the development and provides visual relief from structural bulk. The multi-family design standards and the standards in the IC zone require that a site obscuring fence and landscape buffer separate the proposed multi-family use from the abutting properties to the north, northwest and south. A 15-foot landscape setback and installation of an 8 foot tall site obscuring fence, as conditioned below is required. Comments from the public were received indicating the existing Ventura Foods manufacturing business will be adversely affected by the multi-family development. A multi-family use will likely have little to no impact on the surrounding higher intensity commercial and industrial uses; rather the uses in the surrounding area will potentially cause an adverse impact for those residing in this development if the Conditional Use Permit is approved. The subject property is directly adjacent to Venture Foods, an industrial use. The facility may be operating 24 hours a day, 7 days a week, residents could be subjected to increased noise impacts. To minimize the impacts the following condition should apply: Condition 3: The applicant shall incorporate a disclaimer into their tenant lease agreements that excessive noise is possible based on surrounding uses. The applicant is proposing landscaping and fencing will provide a buffer and separation between the multi-family use and abutting uses. The proposed 15-foot landscape setback and installation of a 6 foot tall site obscuring fence is required for the areas abutting Ventura Foods. To minimize the impacts of the abutting uses the following condition should apply: Condition 4: Along all property lines, except abutting Portland Road, installation of an 8-foot solid site obscuring fence.

14 Page 14 If the property were zoned RM-II (Multiple Family Residential) the density would allow between 8-19 dwelling units based on the size of the parcel; the applicant is proposing up to 20 dwelling units on their tentative site plan. The design review standards, including setbacks, landscaping and open space, are intended to address the difference in compatibility that arises from increased residential density. If the scale of the multi-family development is limited to no more than 20 dwelling units, staff finds that the proposed development will have minimal impact on the immediate neighborhood. Therefore, the following condition of approval is proposed: Condition 5: The multi-family use shall contain no more than 20-dwelling units. Any future increase of the development beyond 20-dwelling units will require approval of a separate conditional use permit. Criterion 3: The proposed use will be reasonably compatible with and have minimal impact on the livability or appropriate development of surrounding property. Staff Finding: To determine if the proposed multi-family use is reasonably compatible with the surrounding area, it is first appropriate to determine if the proposed multi-family use is consistent with the goals and policies of the Salem Area Comprehensive Plan for multi-family residential development and siting. Residential Development (SACP IV Section E) Establishing Residential Uses. The location and density of residential uses shall be determined after considering the proximity to services. Such services include, but are not limited to, shopping, employment and entertainment opportunities, parks, religious institutions, schools and municipal services. Relative proximity shall be determined by distance, access, and ability to provide services to the site. Multi-Family Housing. Multiple family developments should be located in areas that provide walking, auto or transit connections to: 1) Employment Center 2) Shopping Areas 3) Transit Service 4) Parks 5) Public Buildings Finding: Existing shopping areas and employment opportunities are located along Portland Road NE and east of the subject property near Salem Parkway and Commercial Street. Waldo Middle School, Washington Elementary School and Claggett Creek Natural Area are also located nearby the property. The subject property is bordered by Portland Road NE, which is developed with

15 Page 15 sidewalks. The nearest transit service route is provided on Portland Road, north of the property at Carleton Way NE. The proposed multi-family use for the subject property is consistent with the goals and policies of the Salem Area Comprehensive Plan for multi-family residential development and siting. 8. Analysis of Class 3 Site Plan Review Approval Criteria SRC (f)(3) establishes the following criteria for a Class 3 Site Plan Review: Criterion 1: The application meets all applicable standards of the UDC. Finding: The proposal includes a request to develop a 20-unit apartment complex in an IC zone on the subject property. Development Standards IC Zone: SRC (a) - Uses: Except as otherwise provided in Chapter 551, the permitted, special, conditional and prohibited uses in the IC zone are set forth in Table Finding: Multiple Family Uses are allowed in the IC zone, subject to Conditional Use Permit approval. SRC (a) Lot Standards: There are no minimum lot area or dimensional requirements in the IC zone. The minimum street frontage requirement is 16 feet. Finding: The subject property has frontage along Portland Road NE. The existing street frontage exceeds the minimum frontage requirement. SRC (b) IC Zone Setbacks: North: Adjacent to the north is an IC (Industrial Commercial) zone. There is a minimum 15 foot setback for buildings and vehicle use areas for multi-family developments. Required landscaping shall meet the Type C standard set forth in SRC Chapter 807. Type C landscaping includes a minimum of 1 plant unit per 20 square feet of landscape area and installation of a 6-foot-tall sight obscuring fence or wall. Finding: The proposed vehicle use area and the new proposed building is 15- feet from the north property line. The site plan indicates that the setback area will include a 6-foot-tall sight obscuring fence and Type C landscaping. As conditioned above, an 8-foot fence will be required.

16 Page 16 South: Adjacent to the south is an IC (Industrial Commercial) zone. There is a minimum 15 foot setback for buildings and vehicle use areas for multi-family developments. Required landscaping shall meet the Type C standard set forth in SRC Chapter 807. Type C landscaping includes a minimum of 1 plant unit per 20 square feet of landscape area and installation of a 6-foot-tall sight obscuring fence or wall. Finding: The proposed building and vehicle use area are setback from this property line by approximately 15 feet. The site plan indicates that the setback area will include a 6-foot-tall sight obscuring fence and Type C landscaping. As conditioned above, an 8-foot fence will be required. West: Adjacent to the west is an IC (Industrial Commercial) zone. There is a minimum 15 foot setback for buildings and vehicle use areas for multi-family developments. Required landscaping shall meet the Type C standard set forth in SRC Chapter 807. Type C landscaping includes a minimum of 1 plant unit per 20 square feet of landscape area and installation of a 6-foot-tall sight obscuring fence or wall. Finding: The proposed building and vehicle use area are setback from this property line by approximately 15 feet. The site plan indicates that the setback area will include a 6-foot-tall sight obscuring fence and Type C landscaping. As conditioned above, an 8-foot fence will be required. East: Adjacent to the east is the right-of-way for Portland Road NE. For buildings and structures, the minimum setback is 5 feet. There is a minimum 6-10 foot vehicle use area setback adjacent to a street per SRC Chapter 806. The Portland/Fairgrounds Overlay has a minimum setback of 12-feet, plus one-foot for each foot over 12-feeet. Finding: Proposed Building is setback from Portland Road NE by approximately 200 feet, and the vehicle use area is proposed approximately 34 feet from Portland Road NE. The existing Building A is less than the 12-foot minimum, located at 2-feet from Portland Road NE. SRC (c) - Lot Coverage, Height: There is no maximum lot coverage standard in the IC zone. The maximum building height allowance for all uses in the IC zone is 70 feet. Finding: The proposed development complies with the lot coverage and maximum height standards of the IC zone. SRC (d) - Landscaping: (1) Setbacks. Required setbacks shall be landscaped. Landscaping shall conform to the standards set forth in SRC Chapter 807.

17 Page 17 (2) Vehicle Use Areas. Vehicle use areas shall be landscaped as provided under SRC Chapter 806 and SRC Chapter 807. (3) Vehicle Use Areas. A minimum of 15 percent of the development site shall be landscaped. Landscaping shall meet the Type A standard set forth in SRC Chapter 807. Other required landscaping under the UDC, such as landscaping required for setbacks or vehicular use areas, may count towards meeting this requirement. Finding: The subject property is approximately 0.66 acres in size (28,750 square feet), requiring a minimum of 4,313 square feet of landscape area (28,750 x 0.15 = 4,312.5). The site plan indicates that 6,921 square feet of landscape area will be provided. A minimum of 1 plant unit per 20 square feet is required or 346 plant units (6,921 / 20 = ). Of the plant units, a minimum of 40 percent shall be trees or 138 (216 x 0.4 = 138.4). Landscape and irrigation plans will be reviewed for conformance with the requirements of the zoning code at the time of building permit application review. Solid Waste Service Area Development Standards SRC 800 SRC establishes design standards that apply to all new solid waste, recycling, and compostable service areas, where use of a solid waste, recycling, and compostable receptacle of 1 cubic yard or larger is proposed. As shown on the site plan for the proposed development, a trash/recycling areas accommodating trash receptacles which may be 3 cubic yards in size are included within the development. The applicant has not provided detailed plans of the proposed trash/recycling area. At the time of building permit, the location and features of the proposed trash/recycling areas will be reviewed for conformance with applicable development standards of SRC In order to ensure the proposed trash/recycling areas conform to the applicable standards of SRC , the following condition of approval is recommended: Condition 6: All trash/recycling areas shall conform to the solid waste service area standards of SRC Off-Street Parking, Loading, and Driveways SRC 806 SRC Off-Street Parking; When Required. Off-street parking shall be provided and maintained for each proposed new use or activity. SRC Proximity of Off-Street Parking to Use or Activity Served. Required off-street parking shall be located on the same development site as the use or activity it serves; or, within the IC (Industrial Commercial) zone, required off-street parking may be located within 500 feet of the development site containing the use or activity it serves.

18 Page 18 SRC Amount of Off-Street Parking. a) Minimum Required Off-Street Parking. The minimum number of off-street parking spaces required for a multi-family use is 1.5 spaces per dwelling unit. b) Compact Parking. Up to 75 percent of the minimum off-street parking spaces required under this Chapter may be compact parking spaces. c) Carpool and Vanpool Parking. New developments with 60 or more required off-street parking spaces and falling within the Public Services and Industrial use classifications, and the Business and Professional Services use category, shall designate a minimum of 5 percent of their total off-street parking spaces for carpool or vanpool parking. d) Maximum Off-Street Parking. Unless otherwise provided in the SRC, offstreet parking shall not exceed the amounts set forth in Table Finding: The proposed 20-unit apartment complex requires a minimum of 30 off-street parking spaces (20 x 1.5 = 30). The maximum off-street parking allowance for the use is 53 spaces (30 x 1.75 = 52.5). There are 30 proposed offstreet parking spaces provided for the proposed use, consistent with the minimum and maximum off-street parking requirements. 20 of the proposed parking spaces are designated as compact spaces (61 percent). Carpool/vanpool spaces are not required for a multi-family residential use. As noted above, the site plan may be reconfigured to meet Fire Department access requirements. If Fire Department access cannot be provided with the proposed site plan and spaces 8, 9 and 27 will be eliminated, as conditioned above, the applicant shall apply for an adjustment to reduce the amount of required parking spaces. SRC Off-Street Parking and Vehicle Use Area Development Standards. Unless otherwise provided under the UDC, off-street parking and vehicle use areas, other than driveways and loading areas, for uses or activities other than Single Family and Two Family shall be developed and maintained as provided in this section. a) General Applicability. The off-street parking and vehicle use area development standards set forth in this section apply to: 1. The development of new off-street parking and vehicle use areas. 2. The expansion of existing off-street parking and vehicle use areas, where additional paved surface is added. 3. The alteration of existing off-street parking and vehicle use areas, where the existing paved surface is replaced with a new paved surface; and

19 Page The paving of an un-paved area. Finding: Off-street parking and vehicle use area development standards apply to the new off-street parking area. b) Location. Off-street parking and vehicle use areas shall not be located within required setbacks. Finding: Off-street parking spaces are not located within required setbacks. c) Perimeter Setbacks and Landscaping. Perimeter setbacks shall be required for off-street parking and vehicle use areas abutting streets, abutting interior front, side, and rear property lines, and adjacent to buildings and structures. Where an off-street parking or vehicular use area is located adjacent to a building or structure, the off-street parking or vehicle use area shall be setback from the exterior wall of the building or structure by a minimum 5- foot-wide landscape strip or by a minimum 5-foot-wide paved pedestrian walkway. Finding: The vehicle use area abutting all buildings comply with the minimum 5 foot vehicle use area setback adjacent to a building. d) Interior Landscaping. Interior landscaping shall be required for off-street parking areas 5,000 square feet or greater in size. Finding: The proposed site plan indicates a parking garage and surface parking area. The parking garage is exempt from interior landscaping standards. The parking and driveway area is 5,800 square feet in size. A minimum of 290 square feet of interior parking lot landscaping is required (5,800 x 0.05 = 290). The site plan indicates the amount of interior parking lot landscaping provided, exceeds the minimum standard. e) Off-Street Parking Area Dimensions. Off-street parking areas shall conform to the minimum dimensions set forth in Table Finding: The proposed off-street parking spaces are sufficient to meet the minimum dimensions for standard and compact sized parking spaces. f) Additional Off-Street Parking Area Development Standards (f-m). Finding: The proposed off-street parking area is developed consistent with the additional standards for grade, surfacing, and drainage. Bumper guards, wheel barriers, striping, marking and signage and lighting will meet the standards of SRC 806. Lighting shall be consistent with SRC Chapter 806.

20 Page 20 Bicycle Parking SRC General Applicability. Bicycle parking shall be provided and maintained for any new use or activity. SRC Proximity of Bicycle Parking to use or Activity Served. Bicycle parking shall be located on the same development site as the use or activity it serves. SRC Amount of Bicycle Parking. A multi-family use is required to have the greater of 4 bicycle spaces or a minimum of 0.1 bicycle spaces per dwelling unit. Finding: The proposed development is for a 20-unit apartment complex, which requires a minimum of 4 bicycle parking spaces. The proposed site plan indicates 4 bicycle parking spaces will be provided, dispersed throughout the development site. SRC Bicycle Parking Development Standards Unless otherwise provided under the UDC, bicycle parking areas shall be developed and maintained as set forth in this section. a) Location. Bicycle parking areas shall be located within a convenient distance of, and shall be clearly visible from, the primary building entrance. In no event shall bicycle parking areas be located more than 50 feet from the primary building entrance. b) Access. Bicycle parking areas shall have direct and accessible access to the public right-of-way and the primary building entrance. c) Dimensions. Bicycle parking spaces shall be a minimum of 6 feet by 2 feet, and shall be served by a minimum 4-foot-wide access aisle. d) Bicycle Racks. Where bicycle parking is provided in racks, the racks may be floor, wall, or ceiling racks. Bicycle racks shall accommodate the bicyclist s own locking device. Finding: The proposed bicycle parking spaces are centrally located in the development. Dimensions and design of the bicycle parking spaces will be reviewed at the time of Building Permit. Off-Street Loading Areas SRC General Applicability. Off-street loading areas shall be provided and maintained for each proposed new use or activity. SRC Proximity of Off-Street Loading Areas to Use or Activity Served. Off-street loading shall be located on the same development site as the use or activity it serves.

21 Page 21 SRC Amount of Off-Street Loading. Multiple family uses with 0 to 49 units, do not require off-street loading space is required. If a recreational or service building is provided, at least one of the required loading spaces shall be located in conjunction with the recreational or service building. Finding: The 20-unit complex is not proposing a recreational or service building, therefore no off-street loading space required. Landscaping All required setbacks shall be landscaped with a minimum of 1 plant unit per 20 square feet of landscaped area. A minimum of 40 percent of the required number of plant units shall be a combination of mature trees, shade trees, evergreen/conifer trees, or ornamental trees. Plant materials and minimum plant unit values are defined in SRC Chapter 807, Table All building permit applications for development subject to landscaping requirements shall include landscape and irrigation plans meeting the requirements of SRC Chapter 807. Finding: Landscape and irrigation plans will be reviewed for conformance with the requirements of SRC 807 at the time of building permit application review. Natural Resources SRC Preservation of Trees and Vegetation: The City's tree preservation ordinance, under SRC Chapter 808, provides that no person shall remove a significant tree (Oregon White Oak greater than 24 inches in diameter at breast height) (SRC ) or a tree or native vegetation in a riparian corridor (SRC ), unless the removal is excepted under SRC (a)(2), undertaken pursuant to a permit issued under SRC (d), undertaken pursuant to a tree conservation plan approved under SRC , or permitted by a variance granted under SRC No protected trees have been identified on the site plan for removal. SRC Wetlands: Grading and construction activities within wetlands are regulated by the Oregon Department of State Lands (DSL) and US Army Corps of Engineers. State and Federal wetland laws are also administered by the DSL and Army Corps, and potential impacts to jurisdictional wetlands are addressed through application and enforcement of appropriate mitigation measures. According to the Salem-Keizer Local Wetland Inventory (LWI) there are no wetlands and/or hydric soil areas mapped on the subject property.

22 Page 22 SRC Landslide Hazards: A geological assessment or report is required when regulated activity is proposed in a mapped landslide hazard area. The subject property does not contain any mapped landslide hazard areas; two activity points are assigned to the proposed multifamily development. A total of two points indicates a low landslide hazard risk; a geological assessment is not required. Portland/Fairgrounds Road Overlay Design Review Standards (SRC ) Design review under SRC chapter 225 is required for development within the Portland/Fairgrounds Road Overlay Zone as follows: (a) Except as otherwise provided in this section, design review according to the design review guidelines or the design review standards set forth in SRC is required for all development within the Portland/Fairgrounds Road Overlay Zone. (b) Multiple family development, other than multiple family development within a mixed-use building, shall only be subject to design review according to the multiple family design review guidelines or the multiple family design review standards set forth in SRC chapter 702. (c) Multiple family development within a mixed-use building shall only be subject to design review according to the design review guidelines or the design review standards set forth in SRC Finding: Within the Portland/Fairgrounds Overlay Zone, multiple family developments, other than multiple family developments within a mixed-use building are subject only to multiple family design review standards in SRC Chapter 702. The proposal is for a change of use, new parking area and renovation from short-term rentals to multiple family development, SRC Chapter 702 is addressed above for multiple family development design review. Development Standards (SRC ) Dwelling unit density (SRC (C)): Dwelling unit density within the Portland/Fairgrounds Overlay shall conform to the standards set forth in Table 603-3, of a minimum of 20 dwelling units per acre for multiple family development. Finding: The applicant is proposing to convert existing buildings to multi-family and construct a new nine unit building. There are 20 proposed units on the 0.66 acre property, meeting the density standard. Landscaping (SRC (e)):

23 Page 23 Berms, mounds, raised beds, and grade drops shall not be allowed as a landscaping treatment, unless a bioswale treatment system or approved landscaping exists to adequately collect water runoff and the berms, mounds, raised beds, and grade drops do not exceed a 3:1 slope. Finding: The applicant submitted a site plan which details the proposed landscaping. The landscaping is proposed to be on grade with the street and does not include any berms, mounds, raised beds, or grade drops. The proposed development conforms to this criterion. Off-street parking and loading areas (SRC (f)): (1) Planter bays or islands shall have a minimum planting area of 50 square feet. Finding: As shown on the proposed site plan, the proposed development does not include planter bay islands. Therefore, this criterion has been met. (2) A minimum of one tree per eight parking spaces is required, of which a maximum on 25 percent may be evergreen trees. Trees shall be planted within 20 feet of the parking lot perimeter. Trees within the public street right-of-way shall not count toward the tree planting requirements. Finding: The applicant provided a landscaping plan which indicates 17 trees will be planted on site within the landscaping areas. The proposed landscaping areas abut Portland Road NE and provided a buffer to the off-street parking areas. Therefore, this criterion has been met. (3) Off-street parking may be provided no more than 800 feet from the edge of the lot or contiguous lots, upon which the main building is located. Finding: The off-street parking areas serving the proposed development will all be on the same property. Therefore, this criterion has been met. (4) Employee off-street parking may be provided no more than 2,000 feet from the edge of the lot, or contiguous lots, upon which the main building is located. Finding: The off-street parking areas serving the proposed development will all be on the same property. Therefore, this criterion has been met. (5) Parking lot light structures shall not exceed 25 feet in height. Finding: The applicant did not provide information regarding the design of the proposed parking lot light structures. The applicant has provided a design for the proposed light structures to not exceed 25-feet in height. The proposal meets the criteria for off-street parking and loading areas.

24 Page 24 Screening (SRC (g)): (1) Trash receptacles shall be screened from adjacent household living uses and streets by a sight obscuring fence, wall, or hedge. Finding: The proposed development will not be located adjacent to household living uses. The proposed site plan does include a trash enclosure area which is located on the northern portion of the subject property, away from Portland Road NE. Therefore, this criterion has been met. (2) Concertina or barbed wire fencing shall not be located within 60 feet of the street right-of-way, unless such fencing is obstructed by a building or structure. Finding: The proposal does not include the use of concertina or barbed wire fencing. As proposed, the development meets the criteria for screening. (3) Concertina or barbed wire fencing shall be screened from public view and adjacent property by sight-obscuring landscaping. Finding: The proposal does not include the use of concertina or barbed wire fencing. As proposed, the development meets the criteria for screening. Outdoor Storage (SRC (h)): (1) Outdoor storage areas shall not be located within required setbacks. Finding: The applicant s site plan does not include any space for outdoor storage. This criterion is not applicable to the development review. (2) Outdoor storage areas shall be enclosed by a minimum six-foot-high-siteobscuring fence, wall, hedge, or berm; provided however, items more than six feet in height above grade shall be screened by site-obscuring landscaping. Finding: The applicant s site plan does not include any space for outdoor storage. This criterion is not applicable to the development review. (3) Items stored within outdoor storage areas shall not exceed a maximum height of 14 feet above grade. Finding: The applicant s site plan does not include any space for outdoor storage. This criterion is not applicable to the development review. Pedestrian Access (SRC (i)): (1) A pedestrian connection shall be provided from the public sidewalk to the primary building entrance.

25 Page 25 Finding: The applicant s statement submitted with their application package states that the parking areas and driveways are designed to facilitate safe and efficient movement of vehicles, bicycles, and pedestrians. The proposed site plan shows two pedestrian connections from the public sidewalk along Portland Road NE to the primary building entrances. This criterion is met. (2) A pedestrian connection through the parking area to the primary building entrance shall be provided when the parking area is greater than 60 feet in depth. Finding: The pedestrian path extends to the parking areas through the center of the site, connecting the existing buildings and proposed building to the parking areas. The proposed parking area is not greater than 60 feet in depth. This criterion is not applicable to the development review. (3) Within shopping centers, office complexes, and mixed-use developments, pedestrian connections shall be provided to connect the buildings. Pedestrian connections shall be the most practical, direct route. Finding: The proposed development is a 20-unit multi-family development and therefore this criterion is not applicable. As conditioned, this criterion is met. (4) Pedestrian connections shall be a minimum of five feet in width and defined by visual contrast or tactile finish texture. Finding: The pedestrian connections shown on the applicant s plans are planned to be elevated from the vehicle use areas which will define the pedestrian corridors and prevent the encroachment of vehicles onto the pedestrian connections. Additionally, all of the internal pedestrian connections are a minimum of five feet in width. As proposed, the development meets this criterion. (5) Wheel stops, or extended curbs shall be provided along required pedestrian connections to prevent the encroachment of vehicles onto pedestrian connections. Finding: The pedestrian connections shown on the applicant s plans are planned to be elevated from the vehicle use areas which will define the pedestrian corridors and prevent the encroachment of vehicles onto the pedestrian connections. As proposed, the development meets these criteria. Project Enhancements (SRC (j)): Development within the Portland/Fairgrounds Road Overlay Zone shall include four or more of the following project enhancements. (1) Closure of one driveway approach on Portland/Fairgrounds Road; Finding: The applicant is not proposing to close a driveway approach onto Portland Road NE.

26 Page 26 (2) Joint parking agreement under SRC (a)(5), or implementation of a plan to satisfy off-street parking requirements through alternative modes of transportation under SRC (e)(2); Finding: The applicant is not proposing a joint parking. (3) Freestanding sign not more than five feet in height and placed upon a foundation; Finding: The applicant s written statement proposes a freestanding sign no more than five feet in height will be provided on the subject site for the development. The proposed sign will be reviewed pursuant to SRC 900, under a separate permit. The proposed elevated sidewalks, freestanding sign, pedestrian lighting and landscaping and irrigation plan designed by an Oregon landscaping architect will be the four project enhancements for the proposed project. (4) Weather protection, in the form of awnings or canopies, along more than 50 percent of the length of the ground floor building facade adjacent to sidewalks or pedestrian connections; Finding: Awnings will not be provided along the frontage of the building for weather protection. (5) Cast iron or wrought iron fencing adjacent to Portland/Fairgrounds Road; Finding: The applicant is not proposing to provide cast iron or wrought iron fencing adjacent to Portland Road NE. (6) Pedestrian connections that are: (A) Constructed with pavers, scored, or colored cement, and/or stamped asphalt; (B) Elevated above the parking area and driveway; or (C) Defined with landscaping or building features such as canopies, awnings, or arcades; Finding: As shown on the applicant s elevation plans, the proposed internal pedestrian connections, except for ADA loading area, will be elevated above the parking area and driveway to prevent the encroachment of vehicles onto the pedestrian path along the north and south sides of the building. The proposed elevated sidewalks, freestanding sign, pedestrian lighting and landscaping and irrigation plan designed by an Oregon landscaping architect will be the four project enhancements for the proposed project. (7) Development on surface parking lots existing on October 1, 2001;

27 Page 27 Finding: The subject site is not a surface parking lot. (8) Provision of one or more of the following pedestrian-oriented design features on private property adjacent to Portland/Fairgrounds Road: (A) Pedestrian scale lighting not more than 16 feet in height; or (B) Plazas or other outdoor spaces open to the public; Finding: The applicant is proposing to provide pedestrian lighting not to exceed 16-feet in height. The proposed elevated sidewalks, freestanding sign, pedestrian lighting and landscaping and irrigation plan designed by an Oregon landscaping architect will be the four project enhancements for the proposed project. (9) A minimum of seven percent interior landscaping within parking areas not more than 50,000 square feet in size; or a minimum of ten percent interior landscaping within parking areas greater than 50,000 square feet in size; Finding: The parking and driveway area is 5,800 square feet in size. A minimum of 290 square feet of interior parking lot landscaping is required. The applicant is not proposing to meet a minimum of seven percent interior landscaping. (10) Installation of landscaping and irrigation using a plan designed by an Oregon landscape architect; Finding: The applicant does indicate that they will be providing a landscaping and irrigation plan designed by and Oregon landscaping architect. To ensure the applicant meets the adequate amount of project enhancements, the following condition applies: Condition 7: The applicant, at building permit, shall provide a landscaping and irrigation plan designed by an Oregon landscaping architect. The proposed elevated sidewalks, freestanding sign, pedestrian lighting and landscaping and irrigation plan designed by an Oregon landscaping architect will be the four project enhancements for the proposed project. (11) Development of a mixed-use building; or Finding: The development is not proposed to be a mixed use building. (12) Construction of a building where at least 50 percent of the building frontage is constructed contiguous to the minimum building setback line. Finding: Within the Portland/Fairgrounds Overlay Zone, the minimum building setback is zero feet. As shown on the site plans, the existing buildings are setback 2-feet to 23-feet from Portland Road.

28 Page 28 Both the applicant s site plan and written statement demonstrate conformance with four of the 12 project enhancements which meets the minimum requirement of four project enhancements. This criterion is met. Criterion 2: The transportation system provides for the safe, orderly, and efficient circulation of traffic into and out of the proposed development, and negative impacts to the transportation system are mitigated adequately. Finding: The existing configuration of Portland Road NE exceeds the right-ofway requirement for a Major Arterial street and is currently urbanized with a minimum 64-foot wide improvement. The existing street does not meet its classification of street per the Salem Transportation System Plan (TSP). Portland Road NE does meet the criteria for an Alternative Street Standard because the development is served by a fully developed street that met the standards in effect at the time the streets were originally constructed (SRC (a)(2)). Although there are portions of the existing sidewalk do not meet current PWDS and shall be replaced pursuant to SRC (a), therefore the following applies: Condition 8: Prior to issuance of certificate of occupancy for any apartment building within the proposed development, replacement of sidewalks on the abutting portions of Portland Road, that do not conform to Public Works Design Standards. The proposed development, as recommended to be conditioned, conforms to this approval criterion. Criterion 3: Parking areas and driveways are designed to facilitate safe and efficient movement of vehicles, bicycles, and pedestrians. Finding: The existing driveway access onto Portland Road NE provides for safe turning movements into and out of the property. The driveway does not currently meet Vision Clearance Standards, the applicant has requested an adjustment, which is addressed below. Criterion 4: The proposed development will be adequately served with City water, sewer, stormwater facilities, and other utilities appropriate to the nature of the development. Finding: The Public Works Department has reviewed the applicant s preliminary utility plan for this site. The water, sewer, and storm infrastructure are available within surrounding streets / areas and appear to be adequate to serve the

29 Page 29 proposed development. The applicant shall design and construct all utilities (sewer, water, and storm drainage) according to the PWDS and to the satisfaction of the Public Works Director. The applicant is advised that a sewer monitoring manhole may be required, and the trash area shall be designed in compliance with Public Works Standards. The applicant shall be required to design and construct a storm drainage system at the time of development. The application shall provide an evaluation of the connection to the approved point of discharge for new areas of impervious surface per SRC The applicant s engineer submitted a statement demonstrating compliance with SRC Chapter 71 because the project involves less than 10,000 square feet of new or replaced impervious surface. However, if the development meets the definition of a large project at the time of construction, as defined in SRC (a)(11), the applicant shall design and construct a storm drainage system that provides treatment and flow control as required by the 2014 Public Works Design Standards (PWDS). To ensure compliance the following condition is required: Condition 9: Design and construct a storm drainage system at the time of development in compliance with Salem Revised Code (SRC) Chapter 71 and Public Works Design Standards (PWDS). The applicant shall design and construct all utilities (sewer, water, and storm drainage) according to the PWDS and to the satisfaction of the Public Works Director. The applicant is advised that a sewer monitoring manhole/sampling facility will be required pursuant to SRC , (b), and , and the trash area shall be designed in compliance with Public Works Stormwater Source Control Standards 1.7(c). 9. CLASS 2 ADJUSTMENT APPROVAL CRITERIA Salem Revised Code (SRC) (d)(2) sets forth the following criteria that must be met before approval can be granted to an application for a Class 2 Adjustment. The following subsections are organized with approval criteria shown in bold italic, followed by findings evaluating the proposed development s conformance with the criteria. Lack of compliance with the following criteria is grounds for denial of the Class 2 Adjustment application, or for the issuance of certain conditions to ensure the criteria are met. (A) The purpose underlying the specific development standard proposed for adjustment is: (i) Clearly inapplicable to the proposed development; or (ii) Equally or better met by the proposed development. Finding: The proposed adjustment included with the application seeks an alternative vision clearance standard pursuant to SRC for the driveway approach onto Portland Road. The Class 2 adjustment is warranted due to the existing location of Building A. According to the Marion County Assessor s

30 Page 30 Office, the building was constructed in Since the building was constructed prior to 1950, an alternative vision clearance standard may be approved that is consistent with recognized traffic engineering standards. The proposed driveway meets AASHTO standards for vision clearance, and therefore the proposed driveway configuration meets the adjustment criteria by allowing for turning movements and traffic safety equal to what would be accomplished by meeting the development standard. (B) If located within a residential zone, the proposed development will not detract from the livability or appearance of the residential area. Finding: The proposed development is located within an IC (Industrial Commercial) zone. Because the subject property is not located within a residential zone and is located in an area characterized predominantly as industrial rather than residential, this approval criterion is not applicable to the proposed development. (C) If more than one adjustment has been requested, the cumulative effect of all the adjustments result in a project which is still consistent with the overall purpose of the zone. Finding: Because only one adjustment has been requested with the application, this approval criterion is not applicable to the proposed development. As indicated in comments from the Public Works Department, the proposed driveway approach onto Portland Road will have a negligible effect and therefore will not result in a project that is inconsistent with the overall purpose of the IC (Industrial Commercial) zone or SRC chapter 804 (Driveway Approaches). Condition 10: The alternative vision clearance standard, as approved in this zoning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable setback requirements for the development site, unless adjusted through a future land use action. 10. Analysis of Class 2 Driveway Approval Permit Criteria SRC (d) states that a Class 2 Driveway Approach Permit shall be granted if: Criterion 1: The proposed driveway approach meets the standards of this Chapter and the Public Works Design Standards. Finding: The proposed driveway meets the standards for SRC 804 and PWDS with the adjustments addressed below

31 Page 31 Criterion 2: No site conditions prevent placing the driveway approach in the required location. Finding: There are no site conditions prohibiting the location of the proposed driveway. Criterion 3: The number of driveway approaches onto an arterial are minimized. Finding: The proposed driveway is currently located with access to the lowest classification of street abutting the subject property. Criterion 4: The proposed driveway approach, where possible: a) Is shared with an adjacent property; or b) Takes access from the lowest classification of street abutting the property. Finding: The proposed driveway is currently located with access to the lowest classification of street abutting the subject property. Criterion 5: The proposed driveway approach meets vision clearance standards. Finding: The proposed driveway does not currently meet the vision clearance standard. The existing Building A is located within the vision clearance triangle for the proposed driveway. SRC states, Alternative vision clearance standards shall be approved through a Class 2 Adjustment under SRC chapter 250. The applicant has applied for a Class 2 Adjustment as required by SRC Chapter 805, which is addressed in Section 9 of this report. Criterion 6: The proposed driveway approach does not create traffic hazards and provides for safe turning movements and access. Finding: There have been no comments concerning the existing vision clearance or evidence submitted that would indicate the driveway will create a traffic hazard. The proposed driveway, with the adjustment addressed above, will not create a known traffic hazard and will provide for safe turning movements for access to the subject property. Criterion 7:

32 Page 32 The proposed driveway approach does not result in significant adverse impacts to the vicinity. Finding: The location of the proposed driveway does not appear to have any adverse impacts to the adjacent properties or streets. Criterion 8: The proposed driveway approach minimizes impact to the functionality of adjacent streets and intersections. Finding: The proposed driveway approach is located on a Major Arterial street and minimizes the impact to adjacent streets and intersections by bringing the existing driveway approach into compliance with Public Works Design Standards. Criterion 9: The proposed driveway approach balances the adverse impacts to residentially zoned property and the functionality of adjacent streets. Finding: The proposed driveway approach is not located in the vicinity of a residentially zoned area. The driveway will not have an effect on the functionality of the adjacent streets. RECOMMENDATION Based upon the Facts and Findings contained in this staff report, staff recommends that the Planning Commission GRANT the request for a consolidated class 3 design review, conditional use permit, class 3 site plan review, class 2 adjustment and class 2 driveway approach permit for development of an 20-unit multi-family use for property located in the 3355 Portland Road NE subject to the following conditions of approval: Condition 1: Condition 2: Condition 3: The proposed building shall be provide contrast and distinction between the ground floor and upper floor facades by incorporating one or more of the following: a) Vertically oriented lap siding, or horizontally oriented lap siding that is wider than that provided on the upper floor facades, that is painted a different color than the upper floor facades; or b) A siding material different from that used in the other portions of the building facades. The recycling area shall be similar materials and design as the proposed development. The applicant shall incorporate a disclaimer into their tenant lease agreements that excessive noise is possible based on surrounding uses.

33 Page 33 Condition 4: Condition 5: Condition 6: Condition 7: Condition 8: Condition 9: Along all property lines, except abutting Portland Road, installation of an 8-foot solid site obscuring fence. The multi-family use shall contain no more than 20-dwelling units. All trash/recycling areas shall conform to the solid waste service area standards of SRC The applicant, at building permit, shall provide a landscaping and irrigation plan designed by an Oregon landscaping architect. Prior to issuance of certificate of occupancy for any apartment building within the proposed development, replacement of sidewalks on the abutting portions of Portland Road, that do not conform to Public Works Design Standards. Design and construct a storm drainage system at the time of development in compliance with Salem Revised Code (SRC) Chapter 71 and Public Works Design Standards (PWDS). Condition 10: The alternative vision clearance standard, as approved in this zoning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable setback requirements for the development site, unless adjusted through a future land use action. Prepared by Olivia Glantz, Planner III Application Deemed Complete Date: October 30, 2018 State Mandated Decision Date: March 29, 2019 Attachments: A. Vicinity Map B. Proposed Site Plan and Building Elevations C. Applicant s Statement D. Public Works Memo G:\CD\PLANNING\CASE APPLICATION Files 2011-On\DESIGN REVIEW\2018\Staff Report\DR-CU-SPR-ADJ- DAP18-06.ocg.docx

34 Vicinity Map 3355 Portland Road NE SALEM INDUSTRIAL DR NE ANUNSEN ST NE BRADY CT NE Subject Property FRONT STCOMMERCIAL ST llamette River BILL FREY DR NE BROADWAY MARION ST RIVER RD CARLETON WY NE CHERRY AVE PINE FAIRGROUNDS CAPITOL 7TH ST DONALD ST NE SALEM PARKWAY k PORTLAND RD NE ST ERDA LN Inset Map SILVERTON STORTZ AV NE MARKET ST CLAXTER RD NORTHGATE AV NE SUNNYVIEW AVE PORTLAND RD LANCASTER DR RD HAYESVILLE RD HOLLYWOOD DR BROWN RD SWEGL TH AVE INDUSTRIAL WY NE DUNCAN AV NE ABRAMS AV NE HIGHWAY AV NE LANA AV NE Legend Taxlots Urban Growth Boundary City Limits Feet Outside Salem City Limits Historic District n Schools Ê Parks Community Development Dept. This product is provided as is, without warranty. In no event is the City of Salem liable for damages from the use of this product. This product is subject to license and copyright limitations and further distribution or resale is prohibited. \\FILESHARE2\CityGIS\CD\Proj\CP\Vicinity_Maps\2017_ARCHIVE\VicinityMapTemplate2017_maj-st-labels2anno.mxd - 4:09:59 PM

35 32'-0" EXISTING STRUCTURE ON NEIGHBORING PROPERTY EXISTING TREE TO REMAIN 15'-0" 64'-0" 114'-5" 46'-0" 8'-0" 46'-0" 22'-7" 1'-7" (N) 6' WOOD PRIVACY FENCE EXISTING TREE TO REMAIN 1'-5" SITE LIGHT POLE 30" TALL FENCING C C C C C C C C C S S S 24'-0" 24'-0" MIN. TRASH RECYCLE S 21 ACH 24'-0" TURN-OUT RAISED CONCRETE SIDEWALK (N) DRIVE APPR EXISTING HAZARDOUS TREE TO BE REMOVED 37'-6" 20'-0" MIN. RAISED CONCRETE SIDEWALK 8'-0" EXIT 9'-0" EXIT 24'-0" TURN-OUT EXIT 9'-0" TYP. UNIT D-1 UNIT D-2 5'-0" MIN. 8'-0" TYP. 1ST LEVEL PARKING W/ 3 UPPER LEVELS FOR A TOTAL OF 9-UNITS ABOVE MAIL C C EXIT S 19'-0" S 19'-0" S 19'-0" ELEVATOR MID STAIR LANDING ADA C 27 UNIT B-4 UNIT B-1 10'-0" UNIT B-3 UNIT B-2 UNIT A-3 ADA VAN UNIT A-2 S S S UNIT A-1 BLDG. - A MID STAIR LANDING 25 BLDG. - B (E) SIDEWALK MAINTENANCE 30 30" TALL FENCING & GATE LANDSCAPE AREA 15'-1" ROAD 13 PORTLAND 12 5'-2" MIN. C 11 22'-2" 22'-0" MIN. C 10 8'-0" TYP. LANDSCAPE AREA 53'-0" 63'-0" PLAY AREA 1,403 SQ.FT. C 9 7 5'-0" MIN. C 6 8'-0" MIN. C 5 5'-0" MIN. C 4 25'-11" 24'-0" MIN. 3 15'-0" 2 15'-0" 8 1 (E) SIDEWALK BLDG. - E BLDG. - D LANDSCAPE AREA PLAY AREA 1,168 SQ.FT. SIGN 15'-0" LANDSCAPE AREA DETENTION BASIN NEW FIRE HYDRANT & FDC 4242 Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com 18" Pacific NorthWest Engineering, Inc. 9'-0" 18" 22'-0" EXISTING TREE TO REMAIN 30" TALL FENCING & GATE RAISED CONCRETE SIDEWALK 7'-11" (N) 6' WOOD PRIVACY FENCE EXISTING TREE TO REMAIN (N) 6' WOOD PRIVACY FENCE 58'-2" 20'-10" 66'-0" 19'-1" 70'-0" 48'-0" 89'-0" BLDG. - A 2,015 SQ. FT. TOTAL LIVING AREA BLDG. - B 1,630 SQ. FT. TOTAL LIVING AREA BLDG. - D 1,070 SQ. FT. TOTAL LIVING AREA BLDG. - E 48" 1,070 SQ. FT. TOTAL LIVING AREA PARKING GARAGE 4,000 SQ. FT. PARKING AREA UPPER LEVELS 4,000 SQ. FT. EACH LIVING AREA 16" LANDSCAPE/ PLANTING AREA 6,571 SQ. FT. - POTENTIAL LANDSCAPE AREA 24" C - COMPACT PARKING SPACE S - STANDARD PARKING SPACE ZONE: IC - INDUSTRIAL COMMERCIAL PROPOSED NEW DEVELOPMENT PLAN "CONDITIONAL USE APPLICATION" Gat Remodel 3355 Portland Road Salem, OR '-0" (POLE & ANCHOR BY MANUFACTURE) 2'-0" DA T E : BUILDING SETBACKS: FRONT YARD: 5 FEET SIDE YARD: 15 FEET REAR YARD: 15 FEET N E LOT COVERAGE: MAXIMUM FAR 3-1 LOT AREA:.66 ACRES S CA L E : 1/4"=1'-0" DRA WN: JFE CHE CK E D: MSE J OB : 18-PRELIM S HE E T W S

36 30" TALL FENCING (N) 6' WOOD PRIVACY FENCE EXISTING TREE TO REMAIN MAIL LANDSCAPE AREA (N) DRIVE APPR ACH RAISED CONCRETE SIDEWALK 1ST LEVEL PARKING W/ 3 UPPER LEVELS FOR A TOTAL OF 9-UNITS ABOVE RAISED CONCRETE SIDEWALK PLAY AREA 1,403 SQ.FT. 19'-0" EXIT TRASH RECYCLE BLDG. - A (E) SIDEWALK BLDG. - B 30" TALL FENCING & GATE LANDSCAPE AREA RAISED CONCRETE SIDEWALK (N) 6' WOOD PRIVACY FENCE EXISTING TREE TO REMAIN PORTLAND ROAD BLDG. - E BLDG. - D (E) SIDEWALK SIGN PLAY AREA 1,168 SQ.FT. LANDSCAPE AREA LANDSCAPE AREA DETENTION BASIN 4242 Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com EXISTING TREE TO REMAIN Pacific NorthWest Engineering, Inc. EXISTING STRUCTURE ON NEIGHBORING PROPERTY (N) 6' WOOD PRIVACY FENCE NEW 2" DIAM.TREE (PRUNUS SUBHIRTELLA SNOW FOUNTAIN) EXISTING TREE TO REMAIN LANDSCAPE AREA IN PARKING TOTAL LANDSCAPE AREA: PLAY AREA: 6,366 SQ. FT. 791 SQ. FT. EXISTING TREE TO REMAIN EXISTING HAZARDOUS TREE (TO BE REMOVED) NEW JUNCUS EFFUSUS (@ 36" O/C) NEW DESCAPSIA CASITOSA (TUFFED HAIRGRASS) THERE IS TO BE A MINIMUM OR ONE PLANT FOR EVERY 20 SQ. FT. OF LANDSCAPE AREA. ZONE: IC - INDUSTRIAL COMMERCIAL PROPOSED NEW DEVELOPMENT PLAN LANDSCAPE IN PAVED AREA: 3,323 SQ. FT. PARKING AREA: 4,237 SQ. FT. PARKING GARAGE AREA: 4,000 SQ, FT, LANDSCAPE / PAVING %: 41% TOTAL SITE AREA: 29,303 SQ. FT. LANDSCAPE / SITE %: 21.7% "CONDITIONAL USE APPLICATION" Gat Remodel 3355 Portland Road Salem, OR TOTAL LANDSCAPE AREA DA T E : BUILDING SETBACKS: FRONT YARD: 5 FEET SIDE YARD: 15 FEET REAR YARD: 15 FEET N E LOT COVERAGE: MAXIMUM FAR 3-1 LOT AREA:.66 ACRES S CA L E : 1/4"=1'-0" DRA WN: JFE CHE CK E D: MSE J OB : 18-PRELIM S HE E T W S

37 PITCH BREAK, TYP NEW ASPHALT SHINGLES ON ENTIRE ROOF, TYP. BLDG. - A FRONT ELEVATION Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) Fax. (503) BLDG. - A REAR ELEVATION 8 12 GABLE END ATTIC VENTS, TYP NEW ROOF OVERFRAMING AS REQUIRED PER PLAN 12 PITCH BREAK, TYP. 6 GABLE ROOF OVERFRAMING PER PLAN, TYP. WHERE SHOWN PR-3 Project 3355 Portland Rd.NE Salem, OR BLDG. - A LEFT ELEVATION BLDG. - A RIGHT ELEVATION DA TE: SCAL E: DRAW N: CHECKED: J O B : SHEET /4"=1'-0" GM MSE

38 BLDG. - B LEFT ELEVATION BLDG. - B FRONT ELEVATION BLDG. - B REAR ELEVATION BLDG. - B RIGHT ELEVATION D A T E : SCAL E: 1/4"=1'-0" D RAW N: GM C H E C K E D: MSE J O B : S H E E T PR-3 Project 3355 Portland Rd.NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) Fax. (503)

39 8 12 BLDG. - D & E LEFT ELEVATION BLDG. - D & E FRONT ELEVATION BLDG. - D & E REAR ELEVATION GABLE END ATTIC VENTS, TYP BLDG. - D & E RIGHT ELEVATION TRASH ENCLOSURE ELEVATIONS D A T E : SCAL E: 1/4"=1'-0" D RAW N: GM C H E C K E D: MSE J O B : S H E E T PR-3 Project 3355 Portland Rd.NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) Fax. (503)

40 MAIN ROOF HT. ACCENT ROOF HT. T.O.P. 4TH FLR. HEADER 4TH FLR. F.F. 4TH FLR. T.O.P. 3RD FLR. HEADER 1ST FLR. F.F. 3RD FLR. T.O.P. 2ND FLR. HEADER 1ST FLR. F.F. 2ND FLR. T.O.W. PARKING HEADER 1ST FLR. F.F. PARKING. D A T E : SCAL E: *-* /4"=1'-0" D RAWN: D T A : E *-*-2017 C H E C K E D : SCAL E: J O B : J. ERLER J. ERLER MSE 1/4"=1'-0" 18-PRELIM S H E E T 2 Gat Remodel Portland Rd. NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com PACI ENG FICN INE O E RTH W RING IN C EST

41 MAIN ROOF HT. ACCENT ROOF HT. T.O.P. 4TH FLR. HEADER 4TH FLR. F.F. 4TH FLR. T.O.P. 3RD FLR. F.F. 3RD FLR. T.O.P. 2ND FLR. F.F. 2ND FLR. T.O.P. 1ST FLR. HEADER 1ST FLR. F.F. 1ST FLR. D A T E : SCAL E: *-* /4"=1'-0" D RAWN: C H E C K E D : J O B : J. ERLER MSE 18-PRELIM S H E E T 2 Gat Remodel Portland Rd. NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com PACI ENG FICN INE O E RTH W RING IN C EST

42 MAIN ROOF HT. ACCENT ROOF HT. T.O.P. 4TH FLR. HEADER 4TH FLR. F.F. 4TH FLR. T.O.P. 3RD FLR. HEADER 1ST FLR. F.F. 3RD FLR. T.O.P. 2ND FLR. HEADER 1ST FLR. F.F. 2ND FLR. T.O.W. PARKING HEADER 1ST FLR. F.F. PARKING. D A T E : SCAL E: *-* /4"=1'-0" D RAWN: C H E C K E D : J O B : J. ERLER MSE 18-PRELIM S H E E T 2 Gat Remodel Portland Rd. NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com PACI ENG FICN INE O E RTH W RING IN C EST

43 MAIN ROOF HT. ACCENT ROOF HT. T.O.P. 4TH FLR. HEADER 4TH FLR. F.F. 4TH FLR. T.O.P. 3RD FLR. F.F. 3RD FLR. T.O.P. 2ND FLR. F.F. 2ND FLR. T.O.P. 1ST FLR. HEADER 1ST FLR. F.F. 1ST FLR. D A T E : SCAL E: *-* /4"=1'-0" D RAWN: C H E C K E D : J O B : J. ERLER MSE 18-PRELIM S H E E T 2 Gat Remodel Portland Rd. NE Salem, OR Pacific NorthWest Engineering, Inc Silver Falls Dr. N., Silverton, OR Ph. (503) MSE@pacnweng.com PACI ENG FICN INE O E RTH W RING IN C EST

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47 Attachment D CITY~~ <J AT YOUR SERVICE TO: Olivia Glantz, Planner Ill Community Development Department FROM: Glenn J. Davis, PE, CFM, Chief Development Public Works Department DATE: November 19, 2018 SUBJECT: PUBLIC WORKS RECOMMENDATIONS DR-CU-SPR-ADJ-DAP18-06 ( RP) 3355 PORTLAND ROAD NE 20-UNIT APARTMENT COMPLEX ( \. Engineer ~\~ ~ PROPOSAL A proposed Class 3 Design Review, Conditional Use Permit, and Class 3 Site Plan Review, to allow development of a 20-unit apartment complex, with a zoning adjustment for vision clearance as part of the Class 2 Driveway Approach Permit. The subject property is approximately 0.66 acres, zoned IC (Industrial Commercial) within the Portland/Fairground Road Overlay, and located in the 3355 Portland Road NE (Marion County Assessor's Map and Tax Lot Number: 073W12CC /1500). RECOMMENDED CONDITIONS OF APPROVAL 1. Replace all portions of the existing sidewalk that are not in conformance with and PWDS along the property frontage of Portland Road NE. 2. Design and construct a storm drainage system at the time of development in compliance with SRC Chapter 71 and PWDS. FACTS Streets 1. Portland Road NE a. Standard-This street is designated as a Major Arterial street in the Salem TSP. The standard for this street classification is a 68-foot-wide improvement within a 96-foot-wide right-of-way. Code authority references are abbreviated in this document as follows: Salem Revised Code (SRC); Public Works Design Standards (PWDS); Salem Transportation System Plan (Salem TSP); and Stormwater Management Plan (SMP).

48 Olivia Glantz, Planner Ill November 19, 2018 Page 2 MEMO b. Existing Conditions-This street fully urbanized with a minimum 64-foot-wide improvement within a 1 02-foot-wide right-of-way abutting the subject property. Storm Drainage 1. Existing Condition Water a. A 12-inch storm main is located in Portland Road NE. 1. Existing Conditions a. The subject property is located in the G-0 water service level. b. An 8-inch water main is located in Portland Road NE. Mains of this size generally convey flows of 900 to 2,200 gallons per minute. Sanitary Sewer 1. Existing Condition a. An 8-inch sewer line is located in Portland Road NE. CRITERIA AND FINDINGS Analysis of the development based on relevant criteria in SRC (f)(3) is as follows: Criteria: SRC (f)(3)(A) The application meets all applicable standards of the UDC (Unified Development Code) Finding- With approval of the Class 2 Adjustment for Vision Clearance, the subject property meets all applicable standards of the following chapters of the UDC: Floodplain; 802- Public Improvements; 803- Streets and Right-of-Way Improvements; 804- Driveway Approaches; 805- Vision Clearance; 809- Wetlands; and 810- Landslides. Public Works staff has reviewed the Flood Insurance Study and Flood Insurance Rate Maps and has determined that no floodplain or floodway areas exist on the subject property. Existing Building "A" is located within the vision clearance triangle for the proposed CJMIJP:IIpubwks\PWFiles\Group\pubwks\PLAN_ACT\PAFinai1 8\Site Plan Review\ RP _ 3355 Portland Rd NE.doc

49 \ Olivia Glantz, Planner Ill November 19, 2018 Page 3 IVI EMO driveway. SRC states, "Alternative vision clearance standards shall be approved through a Class 2 Adjustment under SRC chapter 250." The applicant has applied for a Class 2 Adjustment under SRC Chapter 250. See Adjustment criteria and findings below. According to the Salem-Keizer Local Wetland Inventory (LWI) the subject property does not contain any wetland areas. According to the City's adopted landslide hazard susceptibility maps and SRC Chapter 810 (Landslide Hazards), there are no mapped landslide hazard areas on the subject property. Criteria: SRC (f)(3)(B) The transportation system provides for the safe, orderly, and efficient circulation of traffic into and out of the proposed development, and negative impacts to the transportation system are mitigated adequately Finding- Portland Road NE exceeds the right-of-way requirement for a Major Arterial street and is currently fully urbanized with a minimum 64-foot-wide improvement. However, Portland Road NE meets the criteria for an Alternative Street Standard because the development is served by a fully developed street that met the standards in effect at the time the streets were originally constructed (SRC (a)(2)). However, portions of the existing sidewalk do not meet current PWDS and shall be replaced pursuant to SRC (a) along the property frontage of Portland Road NE. No special setback is required along Portland Road NE because the existing right-of-way exceeds the standard for a Major Arterial street. Criteria: SRC (f)(3)(C) Parking areas and driveways are designed to facilitate safe and efficient movement of vehicles, bicycles, and pedestrians Finding-The driveway access onto Portland Road NE meets the requirement for an alternative vision clearance standard (see Adjustment criteria and findings below). The driveway provides for safe turning movements into and out of the property. Criteria: SRC (f)(3)(D) The proposed development will be adequately served with City water, sewer, storm drainage, and other utilities appropriate to the nature of the development Finding- The Public Works Department has reviewed the applicant's preliminary plan for this site. The water, sewer, and storm infrastructures are available within surrounding streets I areas and is adequate to serve the proposed development. CJMIJP:\\pubwks\PWFiles\Group\pubwks\PlAN_ACT\PAFinai1 8\Site Plan Review\ RP _3355 Portland Rd NE.doc

50 Olivia Glantz, Planner Ill November 19, 2018 Page 4 MEMO The applicant shall be required to design and construct a storm drainage system at the time of development. The application shall provide an evaluation of the connection to the approved point of discharge for new areas of impervious surface per SRC The applicant's engineer submitted a statement demonstrating compliance with SRC Chapter 71 because the project involves less than 10,000 square feet of new or replaced impervious surface. However, if the development meets the definition of a large project at the time of construction, as defined in SRC (a)(11), the applicant shall design and construct a storm drainage system that provides treatment and flow control as required by the 2014 PWDS. The applicant shall design and construct all utilities (sewer, water, and storm drainage) according to the PWDS and to the satisfaction of the Public Works Director. The applicant is advised that a sewer monitoring manhole/sampling facility will be required pursuant to SRC , (b), and , and the trash area shall be designed in compliance with Public Works Stormwater Source Control Standards 1.?(c). Criteria- A Class 2 Driveway Approach Permit shall be granted if: (1) The proposed driveway approach meets the standards of this Chapter and the Public Works Design Standards; Finding-With the approved adjustment for Vision Clearance, the proposed driveway meets the standards for SRC 804 and PWDS. (2) No site conditions prevent placing the driveway approach in the required location; Finding- There are no site conditions prohibiting the location of the proposed driveway. (3) The number of driveway approaches onto an arterial are minimized; Finding-Only one access is proposed to the Arterial street. (4) The proposed driveway approach, where possible: i. Is shared with an adjacent property; or ii. Takes access from the lowest classification of street abutting the property; Finding- The subject property abuts only one street, which has a Major Arterial classification. A shared driveway approach is not possible because of existing topography. CJMIJP:IIpubwksiPWFiles\Grouplpubwks\PLAN_ACT\PAFinai1 81Site Plan Review\ RP _3355 Portland Rd NE.doc

51 Olivia Glantz, Planner Ill November 19, 2018 Page 5 MEIVIO (5) Proposed driveway approach meets vision clearance standards; Finding- Existing Building "A" is located within the vision clearance triangle for the proposed driveway. SRC states, "Alternative vision clearance standards shall be approved through a Class 2 Adjustment under SRC Chapter 250." The applicant has applied for a Class 2 Adjustment as required by SRC Chapter 805. See Adjustment criteria and findings below. (6) The proposed driveway approach does not create traffic hazards and provides for safe turning movements and access; Finding- Existing Building "A" is located within the vision clearance triangle for the proposed driveway. SRC states, "Alternative vision clearance standards shall be approved through a Class 2 Adjustment under SRC Chapter 250." The applicant has applied for a Class 2 Adjustment as required by SRC Chapter 805. See Adjustment criteria and findings below. No evidence has been submitted to indicate that the proposed driveway will create traffic hazards or unsafe turning movements. Additionally, our analysis of the proposed driveway indicates that it will not create a traffic hazard and will provide for safe turning movements for access to the subject property. (7) The proposed driveway approach does not result in significant adverse impacts to the vicinity; Finding- Staff analysis of the proposed driveway and the evidence that has been submitted indicate that the location of the proposed driveway will not have any adverse impacts to the adjacent properties or streets. (8) The proposed driveway approach minimizes impact to the functionality of adjacent streets and intersections; and Finding- The proposed driveway approach is located on a Major Arterial street and minimizes the impact to adjacent streets and intersections by bringing the existing driveway approach into compliance with PWDS. (9) The proposed driveway approach balances the adverse impacts to residentially zoned property and the functionality of adjacent streets. Finding- The proposed driveway approach is not located in the vicinity of a residentially zoned area. The driveway will not have an effect on the functionality of the adjacent streets. CJM\JP:IIpubwks\PWFiles\Group\pubwks\PLAN_ACnPAFinai18\Site Plan Review\ RP _3355 Portland Rd NE.doc

52 Olivia Glantz, Planner Ill November 19, 2018 Page 6 MEMO CRITERIA AND FINDINGS- Class 2 Adjustments Analysis of the proposed Class 2 adjustment based on relevant criteria in SRC (d)(2)is as follows: (A) The purpose underlying the specific development standard proposed for adjustment is: (i) Clearly inapplicable to the proposed development; or (ii) Equally or better met by the proposed development. Finding- The proposed adjustment included with the application seeks an alternative vision clearance standard pursuant to SRC for the driveway approach onto Portland Road NE. The Class 2 adjustment is warranted due to the existing location of Building "A." According to the Marion County Assessor's Office, the building was constructed in Since the building was constructed prior to 1950, an alternative vision clearance standards may be approved that is consistent with recognized traffic engineering standards. The proposed driveway meets AASHTO standards for vision clearance, and therefore the proposed driveway configuration meets the adjustment criteria by allowing for turning movements and traffic safety equal to what would be accomplished by meeting the development standard. (B) If located within a residential zone, the proposed development will not detract from the livability or appearance of the residential area. Finding-The proposed development is located within a CR (Commercial Retail) zone. There is a multi-family zoned property located within Marion County to the west of the subject property, but the majority of the properties abutting the property are commercially zoned within either the City or Marion County. Because the subject property is not located within a residential zone and is located in an area characterized predominantly as commercial rather than residential, this approval criterion is not applicable to the proposed development. (C) If more than one adjustment has been requested, the cumulative effect of all the adjustments result in a project which is still consistent with the overall purpose of the zone. Finding- The proposed development includes only one adjustment to allow an alternative vision clearance standard pursuant to SRC for the driveway approach onto Portland Road NE. Pursuant to SRC , alternative vision clearance standards that satisfy the purpose of this chapter, and that are consistent with recognized traffic engineering standards, may be approved where a vision clearance area conforming to the standards of this chapter cannot be provided because of the physical characteristics of the property or street, CJM\JP:I\pubwksi PWFiles\Grouplpubwks\PLAN_ACnPAFinai18\Site Plan Review\ RP _3355 Portland Rd NE.doc